Building maintenance
- 1. BUILDING MAINTENANCE Prepared by - Prof. Janki Patel
- 2. CONTENTS • Causes of failure of structures • Purpose of maintenance • Types of maintenance works • Maintenance report • Repair of plaster • Replacing old door frame by new frame • Tests used after laying pipeline • Defects in building
- 3. CAUSES OF FAILURE OF STRUCTURES • Unpredictable • Design error • Error in detailing and drafting • Materials • Workmanship • Inspection • Maintenance
- 4. UNPREDICTABLE • Earthquake • Bomb blast • Striking aircraft
- 5. DESIGN ERROR • Wrong design concept • Error in load calculation • Error in load combinations • Improper use of computer software • Error in design of joints
- 6. ERROR IN DETAILING AND DRAFTING • Sometimes, the design of various elements of a structure may be correct. • But, error in detailing and drafting may cause failure of structure.
- 7. MATERIALS • Main construction materials are concrete, steel, bricks, wood, plastic, etc. • Use of poor quality materials may affect the durability of structure and the structure may fail due to weakness of the materials. • Sometimes, high yield strength steel is used in place of mild steel to get more strength. • But, the risk of failure increases due to brightness of high strength steel.
- 8. WORKMANSHIP • Poor workmanship reduces durability of structure and may lead to failure of the structure.
- 9. INSPECTION • During the construction of structure, inspection by an experienced engineer is necessary. • Inspection may be spot inspection, periodic inspection and full time inspection. • Good inspection may rectify errors during construction and the danger of failure may be avoided.
- 10. MAINTENANCE • Poor maintenance reduced the structural capacity of a structure and may failure of the structure. • The main failures in this type are due to deterioration of concrete and corrosion of reinforcement
- 11. PURPOSE OF MAINTENANCE • Deterioration of building takes place due to weathering effects like rain, wind, temperature, moisture etc. thus, maintenance is essential • To fulfil the purpose for which the building is constructed, for a longer period. • When building is in use, it is subjected to wear. • To strengthen the weak parts of a building. • To preserve the good appearance of a building. • To prevent any accident due to failure of structure. • To make some modifications in the old structure.
- 12. TYPES OF MAINTENANCE WORKS • Preventive maintenance • Remedial maintenance
- 13. PREVENTIVE MAINTENANCE • The measures taken to prevent wear or decay of abuilding is known as preventive maintenance. Painting of doors and windows Painting of steel work like door, grill, etc. • Preventive maintenance may be divided into for parts: 1. Routine maintenance 2. Periodical maintenance 3. Pre-monsoon maintenance 4. Post-monsoon maintenance
- 14. ROUTINE MAINTENANCE • The everyday maintenance of a building is called routine maintenance. • Cleaning of floor - Proper cleaning of walls and floors, possibly every day (depending on the dirt exposure) must be done to avoid accumulation of dirt and dust. If the building has washable paints, it is supposed to clean with water as well. • Cleaning door/windows - There are certain cleaning liquids that can be employed in glass and woods, that won’t affect wood quality. This helps in keeping the glass and wood clean for a lifetime. • Cleaning w.c/bathrooms - Cleaning water closets are essential primarily for hygiene and proper maintenance
- 15. PERIODICAL MAINTENANCE • The maintenance of a building at some regular time interval is known as periodical maintenance • Washing of building • Painting of doors and windows, etc.
- 16. PRE – MONSOON MAINTENANCE • The maintenance work carried out before start of monsoon to prevent the building from effects of rain, is known as pre – monsoon maintenance. • Repair of plaster in outer walls • Cleaning of sewer lines • Applying waterproofing course on ceiling • Changing broken tiles of roof, etc.
- 17. POST – MONSOON MAINTENANCE • The maintenance of a building after monsoon is over is known as post - monsoon maintenance. • To fill depressions formed near compound wall
- 18. MAINTENANCE REPORT • Before starting the maintenance work, a survey is carried out to identify the parts of a building requiring maintenance. • The type of treatment for various parts of a building is also decided. • A brief report is prepared on survey work and the treatment required. • This report is known as maintenance report.
- 19. MAINTENANCE REPORT • Foundation condition • Condition of masonry work • Condition of flooring • Condition of woodwork • Condition of steelwork • Condition of water supply and drainage lines
- 20. REPAIR OF PLASTER • Clean the area from where plaster has fallout. • Remove loose plaster surrounding the repair patch. • Rak the masonry joints up to 20 mm depth. • Sprinkled water on the surface and keep it wet for 2 to 3 hours. • Prepare necessary scaffolding. • Apply new plaster in two coats with cement : sand mortar 1:4 • After one day, cure the new plaster for at least 7 days.
- 22. 1. IDENTIFY PLASTER WALL PROBLEM • The type of damage shall be specified prior to the commence of repairing operation. In this manner, the most suitable technique and equipment can be employed to repair the damage and best outcome could be achieved.
- 23. TABLE 1 COMMON TYPES OF PLASTER WALL PROBLEM AND THEIR CAUSES Common types of plaster wall problem Cause of the plaster wall problem Cracks Hairline cracks due to moisture evaporation, delaminating crack because plaster pulling away from the lath behind it, and Settlement Cracks because of building settlement. Damage activity inside the home like a collision due to moving a piece of furniture Blistering improper slaking of lime particles in the plaster Flaking poor bond Discoloration Water seepage
- 24. FIG. 1: DELAMINATING CRACKS IN PLASTER WALL FIG. 2: HAIRLINE CRACKS IN PLASTER WALL FIG. 3: SETTLEMENT CRACKS
- 25. 2. SETTING UP SCAFFOLDING • Scaffolding is required for the proper execution of the repair work should be erected. • Ladder can also be used in case of scaffolding if the work can be done safely. FIG. 4: SETTING UP SCAFFOLDING OR LADDER
- 26. • 3. Protective Measure • Doors, windows, floors, articles of furniture etc. and such other parts of the building should be protected from being splashed by mortar. • 4. Cutting of Old Plaster • The mortar of the patch, where the existing plaster has cracked, crumbled or sounds hollow when gently tapped on the surface, is first removed. • The patch is be cut out to a square or rectangular shape at position where repairing is needed. The edges of cut plaster is made under cut to provide a neat joint.
- 27. 5. PREPARATION OF SURFACE • The masonry joints which become exposed after removal of old plaster is raked out to a minimum depth of 10 mm in the case of brick work and 20 mm in the case of stone work. • The raking is carried out uniformly with a raking tool, and loose mortar is dusted off. The surface is then thoroughly washed with water, and kept wet till plastering is commenced. • In case of concrete surfaces, the old plaster is thoroughly scrubbed with wire brushes after the plaster had been cut out, and pock marked the surface is roughened by wire brushing, and all the resulting dust and loose particles cleaned off. The surface is washed and cleaned and kept wet till plastering is commenced.
- 28. FIG. 5: SURFACE PREPARATION
- 29. 6. APPLICATION OF PLASTER • Mortar of specific mix such as 1:4 or 1:6 with the good quality plaster sand is used. • After the plaster has been applied to the surface, finishing of plaster is done to match with the old surrounding plaster. Fig. 6: Application of plaster
- 30. 7. Curing of Plaster • Curing of plaster is necessary to prevent cracking. It should be done for at least days at regular interval. 8. Finishing of Plaster • After the plaster is thoroughly cured and dried the surface is then painted with the color of the surrounding area.
- 31. REPLACING OLD DOOR FRAME BY NEW FRAME • Remove the shutter from the door frame. • Open the horns and hold fasts of doorframe by making holes in the wall. • Remove the door frame. • Place the new door frame in position and check its verticality using plumb bob. • Support the frame properly. Fill the holes for hold fasts and horns using cement mortar. • Apply plaster on the new masonry work. • Cure the new masonry – plaster for 7 days. • Fix the shutter to the door frame.
- 32. TESTS USED AFTER LAYING PIPELINE • Coloured water • Compressed air • Filling the pipe • Hydraulic gradient method • Metal rod • Steel rod • Observation on ground
- 33. • Coloured water - Coloured water is introduced in flowing water to check the leakage of pipe. • Compressed air - Compressed air introduced in pipeline to check the leakage of pipe. • Filling the pipe – In this method, a certain portion of pipeline is selected and the quality of water required to fill the pipeline is calculated. Then, the pipeline is actually filled with water and the quality of water required is determined. The difference between two quantities will suggest the leakage. • Hydraulic gradient method – In this method, a hydraulic gradient line is drawn between two sections of a pipeline. Any sudden change in the slope of a hydraulic gradient line indicates leakage in the pipe. TESTS USED AFTER LAYING PIPELINE
- 34. • Metal rod – In this method, a metal rod is inserted into the ground in such a way that the lower end of the rod touches the pipeline. The sound of leaking water can be heard by keeping earn near the rod. • Steel rod – A steel rod with pointed end is inserted into the ground near pipeline and then withdrawn. If the end of the rod is wet, it indicates some leakage. • Observation of ground – At the point of leakage the ground surface remains damp and grass is found on the ground. TESTS USED AFTER LAYING PIPELINE
- 35. DEFECTS IN BUILDINGS • Defects in plastering • Dampness in building • Termite attack • Remedies for leakage through roofs • Remedies for settlement of tiles in floor
- 36. • Blistering : development of local swellings on the finished plastered surface.
- 37. Crazing : development of hair cracks, in an irregular pattern over the finished surface.
- 38. Flaking : It is the formation of very loose mass of plastered surface, due to poor bond between successive coats.
- 39. • Popping : It is the formation of conical hole in the plastered surface due to presence of some particles which expand on setting.
- 40. REMEDIAL MEASURES • To maintain the quality of work. • To use good quality of bricks. • To use water surface free from salt. • Soaking bricks in water before using in masoning.
- 41. DAMPNESS IN BUILDING Causes of dampness • Rising moisture from ground. • Rain penetration from roof. • Rain penetration from top walls. • Moisture penetration from exposed walls. Rain penetration from roof
- 42. Rain penetration from top walls
- 43. REMEDIES FOR DAMPNESS IN BUILDING • Laying DPC layer (1 : 2 : 4) at plinth level above wall. • Laying mastic asphalt or bitumen layer on walls at plinth level.
- 45. TERMITE ATTACK • Pre-construction treatment • Post-construction treatment
- 46. SOIL TREATMENT • Soil termite treatment is a toxin bearing product applied to the soil under or near a structure meant to control or eliminate the infiltration of below ground termites into the proposed structure. • The termite pre-treatment material should be applied to the soil and soak into the voids to then bond to the soil. • The treatment tends to be easier to apply to non-cohesive soils than cohesive ones because there are larger voids in the soil. • The treatment cannot be applied if the soil substrate is wet or frozen.
- 47. REMEDIES FOR LEAKAGE THROUGH ROOFS • Cleaning drain pipes. • Level the surface and provide proper slope. • To carryout waterproofing treatment.
- 48. REMEDIES FOR SETTLEMENT OF TILES IN FLOOR • Remove the tiles from floor, compact the soil by rammer. • Lay cement concrete layer on the compacted soil bed. • Refix the tiles over the PCC bedding.
- 49. THANK YOU